2025 Los Angeles Building Permit Process

March 21, 2025

2025 Los Angeles Building Permit Process: Complete Guide

Building permits are a crucial part of any construction or remodeling project in Los Angeles. A permit from the Los Angeles Department of Building and Safety (LADBS) is required for any private property construction, alteration, or repair work on buildings within the City of Los Angeles. In fact, building permits are mandated for new constructions, additions, alterations, and even the demolition or removal of structures. These permits ensure that all work complies with building codes and safety regulations, helping protect occupants and the community.

The process of obtaining a building permit in Los Angeles involves several stages – generally including plan check (plan review), permit issuance, and inspections – ultimately culminating in a final approval or Certificate of Occupancy. This comprehensive guide explains each step of the 2025 Los Angeles building permit process. Whether you’re planning a simple home improvement or a large commercial development, understanding the permit process will help you navigate requirements smoothly. As of 2025, LADBS offers many services online or by appointment; in-person visits to LADBS offices require scheduling an appointment, and many simple permits can even be obtained online.

Building Permit Basics in Los Angeles
Step 1: Planning and Pre-Approval (Zoning and Design)
Step 2: Determine the Permit Type and Plan Check Process
Step 3: Submitting Your Permit Application
Step 4: Permit Issuance
Step 5: Inspections During Construction
Step 6: Final Inspection and Certificate of Occupancy

Building Permit Basics in Los Angeles

2025 Los Angeles Building Permit Process: LADBS is the agency responsible for issuing building permits in the City of Los Angeles. Virtually any significant construction project on private property will require a permit from LADBS. This includes building a new structure, adding onto or altering an existing structure, and major repairs or remodels . (Some very minor projects may be exempt from permits per code, but when in doubt, it’s best to check with LADBS.)

Obtaining a permit ensures your project complies with the Los Angeles Building Code and other regulations. Note that Los Angeles updates its building codes periodically – for example, projects submitted after January 1, 2022 had to follow the 2020 LA City Building Codes, and newer code updates (such as the 2023 code) apply to projects in 2025. Building to code not only is required by law but also helps ensure safety and avoids costly issues down the line.

Who needs to pull the permit? Homeowners can apply for permits (as “owner-builders”) or they can have a state-licensed contractor pull the permit on their behalf. Contractors must have the proper licensing and insurance. In fact, contractors are required to show proof of workers’ compensation insurance, a City of LA business tax registration certificate, and their state contractor’s license information at permit issuance . If a contractor’s representative (agent) is obtaining the permit, they must present a notarized authorization letter. It’s important to have these documents in order before applying for the permit.

Step 1: Planning and Pre-Approval (Zoning and Design)

2025 Los Angeles Building Permit Process: Before diving into the permit application, you should do some homework on your project’s feasibility and requirements. Start by researching your property’s zoning and any special restrictions. The City of Los Angeles provides an online zoning information system called ZIMAS where you can lookup zoning designations and applicable regulations. Verify what is allowed on your site (such as the size, height, and use of buildings) because this will affect your project plans.

With preliminary research in hand, you can proceed to design your project and prepare the plans. For simpler projects (like a basic home remodel), you may draw the plans yourself, but larger or technical projects will likely require a design professional (architect or engineer) to prepare code-compliant plans. Ensure that your plans are clear and include all required details, because these plans will be reviewed by LADBS during the plan check stage.

At this stage, also consider if your project will need any approvals from other city agencies before a building permit can be issued. For example, projects involving major renovations or new construction might need planning department approval (for design review, conditional use permits, etc.) or clearances from Public Works, the fire department, or others. In Los Angeles, various departments such as City Planning, Fire, Public Works, Transportation, and even county or state agencies may need to sign off depending on the scope. (See our Los Angeles Zoning Approval Guide for more on navigating planning approvals.) Addressing these requirements early will help prevent delays later in the permitting process.

Step 2: Determine the Permit Type and Plan Check Process

2025 Los Angeles Building Permit Process: Los Angeles offers several permit process options depending on your project’s complexity. The key distinction is whether your project can be issued an “express” permit or if it requires a plan check (plan review). If your project is very simple and does not require any plans to be reviewed, it may qualify for an express permit, allowing you to get the permit quickly without a formal plan check. Otherwise, your plans will need to go through plan check, which can be done in different ways (over-the-counter for smaller jobs or regular review for larger ones). Determining the correct path at the outset will save time and ensure you prepare the right materials.

Project Type/Size	Permit Process	Review Timeframe
Simple projects (minor work)	Express Permit (no plan check required)	Immediate issuance (online or same-day in office)
Small to medium projects	Counter Plan Check (over-the-counter review)	Same-day review (~45–60 minutes)
Medium projects (more complex)	Expanded Counter Plan Check	Same-day extended review (approx. 2 hours)
Large or complex projects	Regular Plan Check	Standard review process (several weeks)
Major developments	Parallel Design-Permitting	Phased concurrent review (overlaps with design process)

The table above summarizes the permit process options. Below is a closer look at each:

Express Permits (No Plan Check)

An Express Permit is for simple projects that do not require any plan review. These permits are sometimes called “over-the-counter” permits or e-permits when obtained online . Express permits cover minor work such as small home improvements and basic repairs where detailed plans aren’t needed for approval. For example, replacing windows or doors with the same size replacements, re-roofing under certain conditions, or a non-structural kitchen remodel can often be done with an express permit. (LADBS provides a detailed list of project types that qualify for express permits. You can apply for an express permit by walking into an LADBS Development Services Center (by appointment) or by using the online permitting portal. If all criteria are met, the permit is issued on the spot, and you can proceed to construction without a plan check delay.

Express permits are available for various trades, not just building construction. There are express permits for simple electrical, plumbing, or mechanical installations as well. The convenience of an express permit is that it saves time – you still need to follow all code requirements in the actual work, but you skip the plan review phase, which is a significant time saver for uncomplicated projects.

Counter Plan Check

If your project is small or medium-sized but does involve plans that need checking, it may qualify for a Counter Plan Check. In a Counter Plan Check, you bring your plans in person and the plans are reviewed by a plan check engineer over the counter (often on the same day you submit them). Typically, these are projects that can be reviewed within about 45–60 minutes. Many one-story additions, small tenant improvements, or simple commercial alterations fall into this category. Counter plan check services are offered at select LADBS offices (currently Metro/Downtown, Van Nuys, and West LA). If your plans meet the qualification criteria and no major corrections are needed, you could get your permit issued that same day right after the review.

LADBS has specific qualification criteria for what projects can go through Counter Plan Check. Generally, simple residential additions or remodels, or straightforward commercial tenant improvements, can be handled at the counter. For instance, a small addition to a single-family home, or a minor storefront alteration, might be eligible. The goal is to expedite smaller projects by reviewing them quickly in person.

Expanded Counter Plan Check

The Expanded Counter Plan Check (ECPC) is essentially a longer over-the-counter review for medium-sized projects. If your project is too complex for a 45-minute review but still not as large as a full plan check, it may go through an Expanded Counter Plan Check process. In an ECPC, plan review might take up to about 2 hours (sometimes 2–3 hours) on the same day. Examples of projects that use ECPC include multi-story home additions, moderate commercial remodels, or other projects that are a bit beyond the scope of a standard counter check.

This service was introduced to bridge the gap between small quick reviews and the longer regular plan checks. Like the regular counter service, ECPC is available at the Metro, Van Nuys, and West LA offices (note: it may not be offered at smaller offices). If qualified, you might either be accommodated on a walk-in basis or given an appointment within a short timeframe (often within two weeks) to review your plans. The advantage is getting feedback and approval faster than waiting in the regular queue.

Regular Plan Check

For large, complex projects, the Regular Plan Check (RPC) process is used. In a regular plan check, you submit your plans and an application, and the plans are queued for thorough review. Because big projects (like new buildings, major structural changes, or multi-story developments) require extensive checking for code compliance, the review is not done over-the-counter. Instead, plan check engineers review the plans in detail, often involving multiple disciplines (structural, electrical, mechanical, etc.).

The turnaround time for a regular plan check is usually measured in weeks. Depending on LADBS workload and the complexity of your project, initial plan review comments might come back in a few weeks after submittal. You will then need to correct the plans per the comments and resubmit for further review until all issues are resolved. Regular plan check can be submitted at any LADBS Development Services Center, but the actual processing and review typically happens at the main offices such as Metro, Van Nuys, or West LA .

Keep in mind that for large projects, you’ll also likely need separate plan checks for electrical, plumbing, mechanical, etc., as applicable. Coordination with all necessary departments is key during this process.

Parallel Design Permitting (Major Projects)

LADBS also offers a Parallel Design Permitting Process for major developments. This is intended for very large projects (for example, high-rise buildings or complex multi-phase developments) where waiting for a fully complete design before starting permit review would significantly lengthen the project timeline. In the Parallel Design process, the design and the permit plan check process run concurrently.

The city will start reviewing preliminary plan sets (such as conceptual or foundation plans) while the architects and engineers continue to develop the rest of the design. Permits may be issued in stages – for instance, a foundation-only permit, then a superstructure permit, etc. – allowing construction to begin on early phases of work before the entire project’s plans are finalized.

This overlapping approach can shorten the overall project duration, as confirmed by its use in projects like the Wilshire Grand Center in Los Angeles. However, Parallel Design Permitting is typically only available for very large projects and must be coordinated closely with LADBS staff. It requires frequent meetings and a clear process to ensure that code compliance is being checked at each stage of design. The benefit is a reduced overall timeline, but it demands significant resources and collaboration. Most regular projects will not use this path, but it’s good to know it exists for the biggest developments.

Step 3: Submitting Your Permit Application

2025 Los Angeles Building Permit Process: Once you know which permit process applies to your project, the next step is to actually apply for the permit. Smaller projects that qualify for express permits can be applied for online via the LADBS e-Permit portal or in person at an LADBS office. For projects requiring plan check, you will need to submit your plans along with a completed permit application form to the appropriate LADBS Development Services Center. As of 2025, in-person visits require making an appointment in advance. You can schedule a plan check appointment through the LADBS website or by calling 3-1-1 in the city.

When submitting your application, be prepared with multiple copies of your plans (if submitting physically) and any other documentation that might be required. This can include structural calculations, energy compliance forms, soil reports (for certain additions or new structures), and so on, depending on the project. You will also need to pay a plan check fee at the time of submission (the amount varies based on project size and valuation). LADBS provides a Permit Fee Calculator to help estimate fees.

Remember that separate permits (and thus separate applications) might be needed for different aspects of the project – for example, an electrical permit, plumbing permit, mechanical (HVAC) permit, etc., in addition to the building (structural) permit. If your project involves those trades, you’ll either pull them at the same time or after the building permit, but they are part of the overall permitting requirement.

Coordinate with other agencies:

As mentioned earlier, some projects will require clearances or approvals from other departments or agencies before LADBS can issue your building permit. During the plan check stage, LADBS might put your application on hold until you obtain necessary approvals from agencies like City Planning, Fire Department, Public Works (for sewer connections, street usage, etc.), or the Health Department (for restaurants or pools, for instance). The Building Permit Clearance Handbook (an LADBS publication) outlines which agencies need to sign off for various types of projects. In practice, this means you may need to visit or submit documents to those agencies, get their sign-off (often in the form of a stamp or a clearance letter), and provide that to LADBS.

Common required clearances:

Department of City Planning: e.g., zoning approvals, conditional use permits, coastal permits.
Los Angeles Fire Department (LAFD): fire safety plan approval for larger buildings, fire sprinkler permits.
Dept. of Public Works: for grading permits, sewer connections, public right-of-way work (B-permits), etc.
Department of Transportation (LADOT): if your project affects traffic flow, driveways, or requires traffic study mitigation.
County Health Department: for projects like food service establishments or swimming pools that need health permits.
Utility clearances (LADWP): for new water or power services or if utilities need upgrading.

Other agencies can include the Los Angeles Unified School District (school fee assessment for new square footage), the South Coast Air Quality Management District (for demolition notifications or air quality compliance), the state Division of Oil and Gas (if the site has oil well considerations), or even the Metropolitan Transportation Authority (if near transit lines). Your plan check engineer will indicate which external approvals are needed for your project. It’s wise to start contacting those agencies early, as their processes can run in parallel with LADBS plan check. For instance, while LADBS is reviewing your building plans, you could be obtaining your planning department clearance or utility sign-offs. This way, by the time LADBS is ready to issue the permit, you have all the other required approvals in hand.

Submission Process

During submission, you will also have to declare your project’s licensed contractor (or indicate if you are owner-builder). Contractors must be current on their licenses and insurance as noted earlier. Additionally, Los Angeles requires that you specify a waste hauler for construction debris when you apply for the permit – you must use a city-permitted waste hauler for disposing construction waste. This is part of the city’s effort to ensure proper waste management on job sites.

Note: If you are using a permit expediter or any third-party professional who interacts with the city on your behalf, be aware of the Los Angeles Municipal Lobbying Ordinance. Individuals who communicate with city officials and spend significant time on permit matters for clients may be required to register as lobbyists. This typically affects large development projects where consultants handle permitting. If it applies, you’ll need to comply with the Ethics Commission’s registration and reporting rules. (For most homeowners or small builders, this won’t be an issue, but it’s good to be aware of for very large projects.)

Step 4: Permit Issuance

2025 Los Angeles Building Permit Process: After your plans have been reviewed and approved (and all necessary outside agency clearances are obtained), you are ready to have the permit issued. In a best-case scenario for small projects, this could be on the same day as your plan check (for express permits or counter plan checks). For larger projects, you will receive a notification or call from LADBS when your plans are approved or “ready to issue.” At that point, any remaining permit fees must be paid (these include the building permit fee, surcharges, school fees if applicable, etc.). Once fees are paid, LADBS will issue the permit, which is essentially your legal authorization to start construction.

Picking Up The Permits

When picking up the permit, you’ll receive the permit certificate and usually a job card (often called the “inspection card” or “Building Card (B-8)”) on which inspections will be signed off. Make sure to also have a copy of the approved stamped plans – these must be kept on the job site. The permit is site-specific and lists the project scope and any special conditions. It’s important to adhere to whatever is approved in those plans; if you need to change something during construction, you may have to submit a revision to the plans for approval.

LADBS may issue the permit to the applicant of record (owner or contractor). If you had a contractor pull the permit, the contractor is typically the one who will sign for it. Remember that any subcontractors used on the project should be documented as well. The City requires contractors to submit a subcontractor list (often via a form to the Office of Finance) for any subcontractors they hire. This is usually done after permit issuance but is part of the compliance requirements.

Once you have the physical (or electronic) permit in hand, you can legally commence construction. Post the permit at the job site as required – it’s common to have the permit and the inspection card posted in a visible location on-site.

Step 5: Inspections During Construction

With a valid permit, you can break ground (or start the authorized work). However, the process isn’t over – inspections are a critical part of the building permit process. As you build, you must have city inspections at certain key stages of construction to verify the work complies with code and the approved plans. For example, typical inspection points for a building project might include: foundation excavation and rebar before pouring concrete, framing (after the structure is framed but before drywall or finishes), rough electrical, rough plumbing, HVAC duct installation, insulation, drywall nailing, and final inspection, among others. The specific inspections needed will depend on the nature of your project.

Permit Holder Responsibility

It is the permit holder’s responsibility to request inspections from LADBS as the work progresses. Inspections can be scheduled by phone (calling 311 or the LADBS inspection request line) or online through the LADBS portal. LADBS inspectors will come to the site and check the work. If the work at that stage passes, the inspector will sign off that phase on your inspection card (B-8 card). If it doesn’t pass, the inspector will note corrections that need to be addressed, and you’ll need to fix those issues and schedule a re-inspection.

All required inspections must be passed in sequence. Importantly, do not cover or conceal any work (with drywall, concrete, backfill, etc.) until the inspector has approved it. For instance, don’t cover framing or electrical wiring inside a wall until the inspector does the framing and rough electrical inspection – otherwise you might be asked to undo work. Also, ensure the approved plans are on-site for the inspector to reference during each visit.

Streaming The Schedule

There are many different types of inspections (building, electrical, plumbing, mechanical, etc.), but LADBS streamlines the scheduling process. On a given day, multiple inspectors might visit (for example, a building inspector and an electrical inspector) depending on what inspection requests were made. Keep track of which inspections are signed off on your card and which are remaining. If you’re unsure about inspection requirements or sequence, you can consult LADBS’s inspection guidelines or ask the inspector what upcoming milestones to prepare for. (For a deeper overview of the inspection process and tips to prepare, see our LADBS Inspections Guide.)

Step 6: Final Inspection and Certificate of Occupancy

2025 Los Angeles Building Permit Process: The last step in the permit process is the final inspection and sign-off. Once all the construction work is completed, you will request a final inspection. The inspector (or multiple inspectors for different trades) will verify that everything has been completed according to the approved plans and that no outstanding issues remain. If all is satisfactory, the inspector will sign off the final inspection on your permit card. For new buildings or significant remodels, LADBS will then issue a Certificate of Occupancy (C of O) after final approval. The Certificate of Occupancy is an official document that states the building or space is approved for use. It’s particularly important for new houses or commercial buildings, as you typically cannot legally occupy the building without a C of O.

Smaller Projects

For smaller projects (like a simple home addition or a remodel), a Certificate of Occupancy might not be separately issued (your signed permit card serves as proof of final approval). However, for any change of building use or brand-new construction, expect a formal Certificate of Occupancy. Make sure you keep this document in your records. It may be needed when selling the property or obtaining insurance, as it proves the work was completed with proper permits and inspections.

Congratulations – at this point, your project’s permit process is complete. You have navigated through plan checks, permits, and inspections to reach a successful conclusion.

Conclusion and Additional Tips

Obtaining a building permit in Los Angeles in 2025 can seem complex, but with the right preparation it is very manageable. Always start with good planning: understand the codes and zoning rules that apply to your project. Use the resources LADBS provides – their website offers guides and information bulletins, and you can call 3-1-1 to ask general questions at any time. The LADBS staff are available to help homeowners and developers through the process. If your project is unusual or especially large, consider scheduling a preliminary plan check or consulting with LADBS through their case management services for guidance.

Keep in mind that the permitting process is there to ensure safety and quality. By following the steps – from preparing a complete application, addressing plan check corrections, to getting all your inspections – you’ll help avoid problems that could arise from unpermitted work. Lastly, always ensure that you or your contractor obtain final sign-off on the permit. An open permit (one that was pulled but never had a final inspection) can cause issues later, so don’t forget that final step. With your permit closed out and your Certificate of Occupancy in hand, you can enjoy the results of your construction project with peace of mind, knowing it meets Los Angeles’ 2025 building standards.

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